1049 Washington Ave · Woodstock, GA 30188

$440,000

3 bd · 2.0 ba · 2,400 sqft · SingleFamily public records

Built 1974 Est $576k · 24% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this Brick Ranch Charmer with extra in-law suite on lower level! This is very well-maintained home with 3-bedrooms, 2-baths on main level plus 2 bedrooms, kitchen, bathroom and living room on lower level. Home is offering airy space filled with light, comfort of one level living, and character. House sits on large 0.89 acres lot and it is located in well-established neighborhood without HOA, just minutes (1.1miles) from downtown Woodstock. Inside, you & acirc; & euro; & trade; ll find freshly painted rooms, hardwood floors throughout the main level, good size bedrooms upstairs, and a thoughtful open layout that maximizes livability without wasted space. The kitchen fe

Key facts

• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-30 ($-361/yr) — negative.
• To cash-flow at today's rent, offer at most $435k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $354k (19.6% below list).
• Recommended offer: $354k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Woodstock — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#46 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Cherokee County (suburban): math 46% / reading 48% proficiency, ranked #17 of 174 in GA (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+4.0%/yr); 614 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,665 units permitted in Cherokee County in 2024 (852 in 5+ unit buildings).
• This rent runs 40% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Cherokee County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $175k; list at $440k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $353,674 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $576,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Waverly Pl	0.41mi	3/2.5	2,315 (-4%)	9mo	$530,000	$229	66
1834 Grand Oaks Ln	0.42mi	3/2.5	2,440 (+2%)	15mo	$610,000	$250	63
1798 Grand Oaks Dr	0.31mi	3/3.5	2,685 (+12%)	4mo	$650,000	$242	56
406 Park Ter	0.65mi	3/3.0	2,256 (-6%)	1mo	$425,000	$188	54
2800 Stonecrest Aly	0.31mi	3/3.0	2,162 (-10%)	14mo	$549,000	$254	53
2004 Haley Walk	0.40mi	3/3.5	2,602 (+8%)	13mo	$639,000	$246	50
167 Neese Farm Dr	0.72mi	3/2.5	2,511 (+5%)	10mo	$569,000	$227	48
2005 Haley Walk	0.41mi	4/3.0 (+1)	2,649 (+10%)	11mo	$635,000	$240	45
330 Davis Ln	0.70mi	4/3.0 (+1)	2,535 (+6%)	5mo	$524,000	$207	45
117 Neese Farm Dr	0.56mi	4/2.5 (+1)	2,601 (+8%)	15mo	$575,000	$221	41
163 Neese Farm Dr	0.70mi	3/2.5	2,082 (-13%)	13mo	$545,000	$262	33
613 Ann Ct	0.75mi	4/3.5 (+1)	2,760 (+15%)	5mo	$645,000	$234	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.96% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-69,846
• Equity at exit: $65,605

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-49,180
• Equity at exit: $38,043

Cash invested: $123,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30188

• Rents YoY: 4.0%
• Active inventory: 614
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,537 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$333 /mo · $4,000/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$743
• Net cashflow: $-30

Break-even live

Break-even rent $3,575

Max offer price $434,687

Occupancy floor 96%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Independence Way Woodstock, GA	3.0	2.5	1664	$4,650	$2.79	5d	1	0.10mi
158 Kingwood Dr Woodstock, GA	4.0	3.5	2754	$4,800	$1.74	43d	1	0.50mi
121 Via Roma Woodstock, GA	3.0	2.5	2416	$3,600	$1.49	43d	1	0.71mi
465 Dobbs Rd Unit B Woodstock, GA	2.0	2.0	1680	$2,450	$1.46	18d	1	0.80mi
303 Winchester Way Woodstock, GA	3.0	2.5	1750	$2,350	$1.34	3d	1	0.83mi
813 Upper Dove Ct Woodstock, GA	4.0	2.5	1928	$2,395	$1.24	17d	1	0.91mi
122 Bentley Pkwy Woodstock, GA	3.0	2.5	1800	$4,650	$2.58	43d	1	0.97mi
1506 Korona Ct Woodstock, GA	3.0	2.5	1619	$2,390	$1.48	17d	1	0.99mi
165 Bentley Pkwy Woodstock, GA	4.0	2.0	2000	$5,995	$3.00	43d	1	1.04mi
809 Cataya Cv Woodstock, GA	3.0	2.5	1974	$2,765	$1.40	12d	1	1.05mi
508 Melody Pl Woodstock, GA	4.0	2.5	2624	$3,400	$1.30	43d	1	1.06mi
1056 Dunedin Trl Unit 1 Woodstock, GA	3.0	3.0	2000	$3,200	$1.60	43d	1	1.17mi
111 Pearl St Woodstock, GA	3.0	2.5	2944	$3,450	$1.17	11d	1	1.32mi
137 Pearl St Woodstock, GA	3.0	2.5	2100	$2,995	$1.43	24d	1	1.37mi
735 Market St Woodstock, GA	1.0–3.0	1.0–2.0	1484	$3,997	$2.69	2d	16	1.39mi
431 Lincoln St Woodstock, GA	4.0	3.5	2535	$2,970	$1.17	10d	1	1.43mi
1054 Knoxboro Ln Woodstock, GA	4.0	3.5	2386	$3,000	$1.26	2d	1	1.43mi
407 Lincoln St Woodstock, GA	4.0	3.5	2175	$2,750	$1.26	24d	1	1.46mi
1095 Knoxboro Ln Woodstock, GA	4.0	3.5	2376	$2,999	$1.26	4d	1	1.46mi
1104 Thomas St Woodstock, GA	3.0	3.5	2264	$3,650	$1.61	44d	1	1.48mi

Listing history 4 events

1. 2026-05-26
   listed $440,000
2. 2003-10-20
   soldstatus $175,000
3. 1999-12-31
   soldstatus $118,500
4. 1994-03-03
   soldstatus $72,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $4,000 · $333/mo
• Projected year-2 tax: $4,048 · $337/mo
• Expected delta: +$48/yr (+$4/mo · 1.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,441
• − Mortgage interest: −$24,647
• − Property taxes: −$4,000
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,395
• − Management: −$3,395
• − Depreciation: −$12,800
• Taxable loss: −$7,997
• Est. tax savings @ 24.0%: +$1,919
• After-tax cash flow: $1,558/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cherokee County
• NCES district ID: 1301110
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $69,295
• Composite: 42.14/100
• National rank: #3304
• State rank: #17 of 174 in GA

Livability — Woodstock

• Score: 73/100
• State rank: #46
• US rank: #5116

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodstock, GA
• County: Cherokee County · 289,977 people
• City population: 109,446
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 69,518
• Household income: $106,844
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 1591.0

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 281,923 people
• By 2030: 303,845 · +7.8%
• By 2040: 344,738 · +22.3%
• By 2050: 379,010 · +34.4%
• By 2075: 449,617 · +59.5%
• By 2100: 484,103 · +71.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 9% Two or more races 8% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+39.0) · D 30.1% · R 69.1%
• 2008→2024 swing: +12.1pp toward D · 2008: -51.1pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+39.2 2016: R+50.0 2012: R+57.8 2008: R+51.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -291.54%
• Current HPI: 260.554
• Rent YoY: ▲ 3.96%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+506.9% since first listed

4 events — show timeline

• 2026-05-26 Listed $440,000 FSBO.com
• 2003-10-20 Sold (Public Records) $175,000 Public Records
• 1999-12-31 Sold (Public Records) $118,500 Public Records
• 1994-03-03 Sold (Public Records) $72,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,000 · -0.3% YoY. Source: county tax records.